Loading...
HomeMy WebLinkAboutminutes.hpc.20050713ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF JULY 13~ 2005 435 W. MAIN ST. - HISTORIC LANDMARK DESIGNATION - MAJOR DEVELOPMENT - CONCEPTUAL - PH .................................................................... 1 529 W. FRANCIS - CONCEPTUAL - CONT'D PUBLIC HEARING FROM MAY 25, 2005 ............................................................................................................................... 1 227 E. BLEEKER - HSITORIC LANDMARK LOT SPLIT - VARIANCES - PUBLIC HEARING ......................................................................................................... 4 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF JULY 13, 2005 Chairperson, Jeffrey Halferty called the meeting to order at 5:00 p.m. Commissioners in attendance: Derek Skalko, Jason Lasser and Sarah Broughton. Michael Hoffman was excused. Staff present: Amy Guthrie, Historic Preservation Planner Kathy Strickland, Chief Deputy City Clerk Sarah Adams, Intern 435 W. MAIN ST. - HISTORIC LANDMARK DESIGNATION - MAJOR DEVELOPMENT - CONCEPTUAL - PH MOTION: Derek moved to continue 435 W. Main until July 27th; second by Sarah. Ali in favor, motion carried. 529 W. FRANCIS - CONCEPTUAL - CONT'D PUBLIC HEARING FROM MAY 25, 2005 John Mitchell & Gideon Kaufman Sarah Adams, Historic Preservation Intern Sarah presented an overview of the project. The lot is a 4,800 square foot lot that was created from an historic lot split. The applicant proposes to construct a new single family home. Staff finds that there has been substantial progress over previous meetings and recommends conceptual and variance approvals. The applicant has opened up the porch and removed the chimney mass. The east/west gable has been resolved. Staff recommends a discussion about the light well that is within the six foot minimum distance from the historic house on the east. We also recommend approval of the variance for the secondary mass requirement of the residential design standards. John went over the changes from the previous meeting. Handout - Exhibit I Site plan - The house has been relocated to 7.4 off the east property line in order to address the foundation and building code concerns. The previous setback was 6.8. Front porch - The porch was previously a brick column front porch ten foot ten. The porch has been expanded to 19 feet and six feet deep. The columns are now wood instead of brick. ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF JULY 13, 2005 Fireplaces - They have eliminated the one on the west side of the house. It was replaced with windows. Thc fireplace on the east side of the house has been moved in the interior and the exterior detailing has been simplified. It is also at the minimum height per building code - the ten foot role. Exterior of the house materials - All the brick has been removed from the project. The only brick will be on the porches and flat surfaces and possibly some on the driveway. Windows - Previously there were casement windows and now they are double hung with horizontal and vertical mullions. The bathroom and kitchen have casement windows. The roof pitch was changed to 11.12. Secondary mass - The east/west ridge line of the secondary mass was 43 feet long. What we have done is broken that into two gables that face north and south. The square footage on the first and second floor have been reduced to 2674 sqft. At the last meeting they were at 2718 sqft. Neighborhood comparable lot coverage: 529 W. Francis - 48% 523 W. Francis - 52.2% 533 W. Francis - 54% Gideon pointed out that significant changes have been made since the last meeting and he hopes that the HPC will share staff's recommendation and the project is ready for conceptual approval. Letter of support - 520 W. Francis, Sally Tischler - Exhibit II Letter from the property owner, Ed Taczak - III Jason inquired about the overhang on the north side deck. John explained that it was constructed to get light in. Sarah asked about the solid fascia board and the open underside? John said you will see the exposed rafters. Jeffrey asked if the eave point height changed ? John said the overall height of the ridge in addition to the eave height has changed dropped four inches. Chairperson, Jeffrey Halferty opened the public hearing. 2 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF JULY 13~ 2005 Robert Blake, neighbor explained that all of the concerns that he has had have been alleviated. The owner has showed him eve~thing. This is a good solution to the neighborhood. Stan Clauson thanked the architect for providing a street and block plan elevation. Stan pointed out on a board that the proposed building exceeds any height that exists between Dikeou and Stapleton and exceeds any setback that exists between Dikeou and Stapleton. It is clear that this building meets the zoning requirements but it is not entirely clear about the location of the window well and whether it meets the Building Department's regulations. It is also not clear whether the house meets the FAR regulations. This is a review based on two historic properties on either side and we believe that the height and setback still remain in excess of what they should be. Because of the proximity of the Dikeou house there needs to be physical protection during construction. Chaireprson, Jeffrey Halferty closed the public hearing. Derek commented that the applicant has been very patient in trying to get this property into compliance with our guidelines. Derek said he went to the site and the side-yard setback is in compliance. As far as the front yard setback in relationship to the Dikeou residence, we need to keep in mind that the Dikeou residence is over the property line. Sarah stated that the project is now in full compliance with our guidelines. It will be a great project. She is in favor of the secondary mass exemption and the one-story mass being pushed to the front. Jason thanked the applicant for the changes. Regarding the 34 foot height, although it is not the greatest, the elimination of the east/west gable makes it in compliance. He would like to see it a little lower, especially in the location of the library. Jeffrey supports staff's recommendation and the changes to alter the project to conform more to our guidelines. The rotating of the gable has been the most successful maneuver. The porch one-story inflection supports our guidelines. He also supports the secondary mass variance. This is a tight lot and the applicant has done enough to make the transition worth while. The height could come down a little especially at the library but he can 3 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF JULY 13, 2005 support the project and it meets the zoning regulations regarding height and mass. The soil stabilization with be a condition in the resolution. MOTION: Sarah moved to approve Resolution #25, 2005 as stated in staff's memo; second by Jason. All in favor, motion carried 4-0. Yes vote: Jason, Derek, Sarah, Jeffrey 227 E. BLEEKER - HSITORIC LANDMARK LOT SPLIT - VARIANCES - PUBLIC HEARING Affidavit of posting - Exhibit I Sarah said this is an historic lot split and the property is 9,000 square feet in size and it contains two historic structures. One is a single story miner's cottage circa 1893. The form and scale of the wood framed building are intact but there have been a lot of additions. There is also an historic shed on the property, circs 19th century which is located on the alley. Both structures are on the 1904 Sanborn map and will remain in their current locations. The applicant proposes to split the lot into two 4,500 square foot lots. Lot II will contain the historic residence and Lot I the shed. The applicant is requesting some setback variances for the existing non- conforming shed. There is a GMQS exemption requested in the application and presently there are no alterations proposed at this time. The application meets the review criteria. Sarah said there was a request for a FAR bonus and that each lot be eligible for the 500 square foot FAR bonus. Wording would be added in the resolution that both lots are eligible for only one 500 square foot bonus and the owners would be joint applicants. Amy clarified that there is only one 500 square foot bonus for this parcel which is the case all the time. Mitch Haas represented the applicants. Mitch explained that there are two sides of the family in conflict with each other. Since then, there has been a settlement agreement that they seek splitting the lot. For that reason I am trying to make sure there is nothing left to dispute about. In the application I asked that each party could apply for the 500 square foot FAR bonus which is treading new ground. Each lot would have an historic building on it. 4 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF JULY 13, 2005 Getting that bonus would be subject to HPC review and presumably the bonus would be granted for an outstanding project. If it is decided that this is not possible my fall back position would be that neither lot could request more than a 250 square foot bonus each. One owner could request a 250 square foot bonus. That way neither owner could encroach on each others rights. The variances requested are for the existing building to get the building into compliance. Amy pointed out that as a condition we should say that they can't have more than half of the square footage that is available. We are discussing amending the FAR bonus. Jeffrey pointed out that the bonus is not a given, it is for an exemplary project. Amy said she will include that the applicants are eligible to ask for the bonus. Chairperson, Jeffrey Halferty opened the public hearing. There were no comments from the public. The public heating was closed. The board agreed on the language of asking for half of what is allowable. Sarah pointed out that this is a win-win situation for our historic inventory. MOTION: Sarah moved to approve Resolution #26 as stated in staff's memo with the following conditions: Amend 4C - to reflect that this is a residential zone district, not a mixed use district. 4D -Lot line of 4,500 square feet with 2,280 square feet of floor area, and with the option of requesting half of the grantable FAR bonus. Similarly on Lot 2, 4,500 square feet with 1,800 square feet o froot area plus half of the grantable FAR bonus. Motion second by Jason and carried 4-0. Yes vote: Jason, Derek, Sarah, Jeffrey. Code amendment - FAR bonus - referral comments - no minutes Skier's Chalet - worksession - HPC awards - worksession - 308 E. Hopkins - building relocation - worksession MOTION: Jason moved to adjourn; second by Derek. All in favor, motion carried. Meeting adjourned at 7:15 p.m. Kathleen J. Strickland, Chief Deputy Clerk